Pre-App - Withdrawn - 2005July 27,2005
Mr. David L. Sousa
615 S. Monroe Street
San Jose, CA 95128
Re: Preliminary Application Comments
File No: PRE2005-53
45-67 Kennedy Avenue
Dear Mr. Sousa:
Thank you for your submittal of a preliminary application for the construction of four new small-lot
single family homes at the above referenced address. The subject property is presently zoned P-D
(Planned Development) and is designated as Medium Density Residential (14-20 units per gross acre) on
the City's General Plan Land Use Map.
The proposed project will require the following three application approvals which can be processed
concurrently and will require approval from the Planning Commission and City Council through the
public hearing process:
1. Tentative Parcel Map: In order to develop the property with four units, the project will require the
approval of a Tentative Parcel Map to subdivide the property into four individual lots and one
common lot.
2. Planned Development Permit: The project will also require a Planned Development Permit to allow
construction of the homes. The Planned Development permit approves the site plan, floor plans,
elevations, and landscape plan for the subject property.
3. Tree Removal Permit: Any protected trees that are proposed to be removed as part of the project will
require the approval of a Tree Removal Permit. The City has Tree Protection Regulations which
stipulate that any tree over 12-inches in diameter, measured four feet above grade, is a protected tree.
Existing on-site trees that are healthy and can be accommodated with a proposed development should
be preserved. It is recommended that to the extent possible, you preserve the existing trees on site to
better integrate the new project with the neighborhood.
The Planning Division completed the review of your preliminary application and has the following
comments regarding your proposal:
1. Site Lavout & Architecture: Staffis supportive of the project concept with the orientation of the front
units towards Kennedy Avenue, front porches that face the street, and garage doors that are accessed
from a common driveway. However, without elevations it's not possible to offer specific comments
regarding architecture and setbacks. Based upon the square footage given on the site plan, 3,340
square-foot units seem too large for the size of the property. Although floor area ratio (FAR) is not
the only factor in considering a project's size and massing, successful small-lot projects usually have
an FAR of around 0.70. These successful projects have proportional massing and adequate setbacks
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TOD 408.866.2790
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PRE200S-S3 - 45-67 Kenn, j Avenue
Page 2 of2
and open space. When designing the units, staff recommends that these factors be considered to help
develop a successful project.
2. Parking: The Parking and Loading Ordinance requires 3.5 parking spaces per unit for townhomes or
condominiums and two parking spaces per unit for single-family homes. This type of development is
classified as a townhome/condominium development. All required parking spaces have to be
provided on-site and cannot include anyon-street parking. Staff would be supportive of 3 spaces per
unit, with two covered garage spaces per unit and four uncovered guest parking spaces, given the
other development projects recently approved in the vicinity with this parking ratio and the proximity
of the property to Light Rail. However, the guest parking spaces cannot block access to any other
parking spaces.
3. Common Lot: The City will be requiring that the Tentative Parcel Map be designed to have four lots,
one lot for each unit and the associated private open space area, and one common lot for the shared
access driveway, shared guest parking spaces, and common landscaping areas.
Your application was distributed to the Public Works Department, Building Division, Planning Division,
and Fire Department. In addition to the Planning Division's comments contained in this letter, please find
enclosed comments from the Public Works Department, Fire Department, and the Building Division.
Please note that these comments are meant to be preliminary. Conditions of approval from each
department will be developed when the formal applications are submitted.
If you have any questions regarding these comments or the application process I can be reached at (408)
866-2193 or by email atstephaniew@cityofcarnpbell.com.
Sincerely,
Stephanie Willsey
Planner I
End: Public Works Department Comments, 7/20/05
Building Division Comments, 7/13/05
Fire Department Comments, 7/21/05
cc: Bruno Marcelic, 365 E. Campbell Avenue, Campbell, CA 95008
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TO:
MEMORANDUM
Tim Haley, Associate Planner 1 n /
~ Oxonian, Senior Civil EngineeflN
CITY OF CAMPBELL
DATE: 07/20/05
FROM:
RECEIVED
SUBJECT:
DRC PRE-APPLICATION
JUL 2 1 2005
CITY OF CAMPBELL
PLANNING DEPT.
Site Address: 45-67 Kennedy Avenue
For File No(s): PRE 2005-053
Project Description: Pre-application for the development of four residential units.
Applicant: David L. Sousa
Comment: This development may require storm water treatment measures be incorporated
to comply with the requirements of the City's NPDES permit.
PUBLIC WORKS DEPARTMENT PRELIMINARY CONDITIONS OF APPROVAL
1. Tentative Parcel Map: The applicant shall submit a complete and accurate tentative parcel
map in accordance with the Planning Division's checklist. The current application processing
fee is $3,445.00.
2. Parcel Map: Prior to issuance of any building permits for the project, the applicant shall
submit a parcel map for recordation upon approval by the City. The current plan check fee is
$3,400 plus $75 per parcel.
3. Preliminary Title Report: Upon submittal of the tentative map, the applicant shall provide a
current Preliminary Title Report.
4. Private Easements: Upon recordation of the parcel map, the applicant shall cause private
easements to be recorded for: private utilities, private storm drains, reciprocal ingress and
egress, emergency vehicles, etc.
5. Public Service Easement and Sidewalk Easement: Upon recordation of the parcel map,
the applicant shall grant a 5-foot public service easement and sidewalk easement on
private property contiguous with the public right-of-way along the Kennedy Avenue
frontage. The applicant shall cause all documents to be prepared by a registered civil
engineer/land surveyor, as necessary, for the City's review and recordation.
6. Monumentation for Parcel Map: Prior to recordation of the parcel map, the applicant shall
provide security for setting all monuments shown on the map. Monuments shall be set per
section 20.76.010 of the Campbell Municipal Code.
J:\LandDev\Conditions\Plng\Kennedy Avenue 45-67.DOcPage 1 of 4
45-67 Kennedy Avenue
7. Street Improvements: Upon recordation of the parcel map/final map, the applicant shall
execute a street improvement agreement, cause plans for public street improvements to be
prepared by a registered civil engineer, pay various fees and deposits, post security and
provide insurance necessary to obtain an encroachment permit for construction of the
standard public street improvements, as required by the City Engineer. The plans shall
include the following:
a. Show location of all existing utilities within the new and existing public right of
way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc.
outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the
sidewalk area.
c. Removal of existing driveway approaches and necessary sidewalk, curb and
gutter.
d. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approach.
e. Installation of street trees and irrigation at 30 feet on center.
f. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies.
g. Construction of conforms to existing public and private improvements, as
necessary.
8. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
9. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall
provide a soils report prepared by a registered geotechnical or civil engineer.
10 Utilities: All new on-site utilities shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall
comply with all plan submittals, permitting, and fee requirements of the serving utility
compames.
11 Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation and/or abandonment of all utilities. The plan shall clearly show the location and
size of all existing utilities and the associated main lines; indicate which utilities and services
are to remain; which utilities and services are to be abandoned, and where new utilities and
services will be installed. Joint trenches for new utilities shall be used whenever possible.
J:\LandDev\Conditions\Plng\Kennedy Avenue 45-67.DocPage 2 of 4
45-67 Kennedy A venue
12 Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a
pavement restoration plan for approval by the City Engineer prior to any utility installation or
abandonment. Streets that have been reconstructed or overlaid within the previous five years
will require boring and jacking for all new utility installations. Kennedy Avenue has not been
reconstructed or overlaid in the last 5 years. The pavement restoration plan shall indicate
how the street pavement shall be restored following the installation or abandonment of all
utilities necessary for the project.
13 Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare
an engineered grading and drainage plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18,33, and Appendix Chapter 33.
14 Storm Drain Area Fee: Prior to recordation of the parcel map/final map, the applicant shall
pay the required Storm Drain Area fee of$2,385.00 per net acre, which is $825.00.
15 Storm water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permit requirements, Santa Clara Valley Water District requirements,
and the Campbell Municipal Code regarding stormwater pollution prevention. Specifically
the project must include source control, site design and treatment measures to achieve
compliance with Provision C.3. of the NPDES Permit. Measures may include, but are not
limited to, minimization of impervious surface area, vegetated swales, infiltration areas,
and treatment devices. The primary objectives are to improve the quality and reduce the
quantity of storm water runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management Practices
Handbook for New Development and Redevelopment ("CA BMP Handbook") by the
California Stormwater Quality Association (CASQA), 2003; Stan at the Source: A
Design Guidance Manualfor Stormwater Quality Protection ("Start at the Source") by the
Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using
Site Design Techniques to Meet Development Standards for Stormwater Quality: A
Companion Document to Stan at the Source ("Using Site Design Techniques") by
BASMAA,2oo3.
The source control, site design and treatment measures to achieve compliance with the
C.3 requirements of the City's NPDES permit will have to be certified by a registered
engineer and submitted to the City of Campbell. The compliance certificate can be
obtained from the Public Works Department.
Prior to occupancy, a qualified BMP certifier is required to inspect the stormwater
J:\LandDev\Conditions\Plng\Kennedy Avenue 45-67.DocPage 3 of 4
45-67 Kennedy Avenue
management facilities, submit a complete set of as-built drawings to Public Works
Engineering, and certify on these drawings that:
a. The stormwater management facilities were constructed in compliance with the
approved plans.
b. The as-built drawings show all pertinent constructed dimensions, elevations,
shapes, and materials;
c. All variations in construction from the approved design plan have been identified,
including omissions to and additions from the approved plan; and
d. Any changes are in conformance with local, state, or federal regulations.
16 Operation and Maintenance of Stormwater Pollution Prevention Measures: Prior to
recordation of the parcel map, the applicant shall execute a covenant for the operation and
maintenance of stormwater pollution prevention measures installed or provided as a part
of this project.
17 Demolition: Prior to recording of the parcel map the applicant shall obtain a demolition
permit and remove any nonconforming structures.
J:\LandDev\Conditions\P1ng\Kennedy Avenue 45-67.DocPage 4 of 4
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CITY OF CAMPBELL
BUILDING INSPECTION DMSION - COMMENTS TO THE DEVELOPMENT REVIEW COMMITTEE
DRC:
July 13, 2005
ADDRESS: 45 - 67 Kennedy Ave.
Project Application: PRE2005-00053
RECOMMENDATION:
Note: No building code issue has been reviewed at Development Review Committee; it will be reviewed in the
Building Permit process. Please be aware that building codes are changing constantly; plans submitted for building
permit shall comply with the code in effect at that time. Submit permit application together with required
documents to the Building Inspection Division to obtain a building permit. No construction can be commenced
without an appropriate building permit.
It is recommended that this item be forwarded to the Planning Commission for review, with the following
conditions.
TO THE SATISFACTION OF THE BUILDING DIVISION MANAGER/BUILDING OFFICIAL:
1. PERMITS REQUIRED: A building permit application shall be required for each proposed new
dwelling structure. The building permit shall include Electrical/Plumbing/Mechanical fees when
such work is part of the permit.
2. CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
3. SIZE OF PLANS: The minimum size of construction plans submitted for building permits shall be
24 in. X 36 in.
4. PLAN PREP ARA nON: This project requires plans prepared under the direction and oversight of
a California licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
5. SOILS REPORT: Two copies ofa current soils report, prepared to the satisfaction of the Building
Official, containing foundation and retaining wall design recommendations shall be submitted with
the building permit application. This report shall be prepared by a licensed engineer specializing in
soils mechanics.
6. SITE PLAN: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan shall
also include site drainage details.
J:\Building ORC Comments\45-67kennedyave....Pre.doc
7. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspection. This
certificate shall certify compliance with the recommendations as specified in the soils report and
the building pad elevation and on-site retaining wall locations and elevations are prepared
according to approved plans. Horizontal and vertical controls shall be set and certified by a
licensed surveyor or registered civil engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation comer locations
8. TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Compliance forms CF-IR and
MF-1R shall be blue-lined on the construction plans. 8% X 11 calculations shall be submitted as
well.
9. SPECIAL INSPECTIONS: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to the
Building Official for approval prior to issuance ofthe building permits, in accordance with U.B.C
Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building
Inspection Division Counter.
10. The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program
specification sheet shall be part of plan submittal. The specification sheet (size 24" X 36") is
available at the Building Division service counter.
11. APPROVALS REQUIRED: The project requires the following agency approval prior to issuance
of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School District:
i) Campbell Union School District (378-3405)
il) Campbell Union High School District (371-0960)
ill) Moreland School District (379-1370)
iv) Cambrian School District (377-2103)
Note: To Determine your district, contact the offices identified above.
Obtain the School District payment form from the City Building Division,
after the Division has approved the building permit application.
d. Bay Area Air Quality Management District (Demolitions Only)
12. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as early as
possible in the approval process. Service installations, changes and/or relocations may require
substantial scheduling time and can cause significant delays in the approval process. Applicant
should also consult with P.G. and E. concerning utility easements, distribution pole locations and
required conductor clearances.
J:\Building DRC Comments\45-67kennedyave"'pre.doc
13. CONSTRUCTION FENCING: This project shall be properly enclosed with construction
fencing to prevent unauthorized access to the site during construction. The construction site shall
be secured to prevent vandalism and/or theft during hours when no work is being done. All
protected trees shall be fenced to prevent damage to root systems.
J:\Building ORC Comments\45-67kennedyave -pre.doc
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PLAN'REVIEWNUMBER 05 2078
FIRr. DEPARTMENT
SANTA CLARA COUNTY
BLDG PERMIT NUMBER
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 · (408) 378-9342 (fax) · www.sccfd.org CONTROL NUMBER
PRE 2005-53
FILE NUMBER
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. I SHEET n REQUIREMENT
Review of site plan for a proposed 4 lot developement on a private driveway. The
largest building is 3,340 square feet.
UFC
Appendix
III-A
UFC
903.2
Review of this Developmental proposal is limited to acceptability of site access and
water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with
adopted model codes. Prior to performing any work the applicant shall make
application to, and receive from, the Building Department all applicable
construction permits.
1. Required Fire Flow: The fire flow for this project is 1000 gpm at 20 psi residual
pressure. The adjusted fire flow is available from area water mains and fire
hydrant(s) which are not spaced at the required spacing.
2. Required Fire Flow Option (Sin~le Family Dwellin~s): Provide the required fire
flow from fire hydrants spaced at a maximum of 500 feet OR, provide an
approved fire sprinkler system throughout all portions of the building, designed
per National Fire Protection Association (NFP A) Standard #13D and local
ordinances. Note: Revise drawing notes to indicate a sprinkler system will be
installed or submit a utility plan which shows a new puiblic hydrant at the
driveway.
CBL
City PLANS SPECS NEW RMDL AS OCCUPANCY CONST. TYPE
BRUNO MARCELlC ARCHITECT 7 /21/2005 ~ OF ~
SECJFLOOR
45,59,63 & 67
...,............... ........__... i .......
NAME OF PROJECT
AppllcanlName
DATE
PAGE
00000
I AREA
LOAD
DESCRIPTION
BY
Residential Development
LOCATION
Rucker, Ryan
FOUR HOUSE DEVELOPMENT
45-67
Kennedy Av
Organized as the Santa Clara County Central Fire Protection District
Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos,
Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga
CODE/SEC.
UFC
901.3
UFC
902.2.2
UFC
901.4.2
UFC
902.2.4.1
UFC
901.3
PLAN REVIEW NUMBER 05 2078
FIRt:. DEPARTMENT
SANTA CLARA COUNTY
BLDG PERMIT NUMBER
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 · (408) 378-9342 (fax) · www.sccfd.org
CONTROL NUMBER
PRE 2005-53
FILE NUMBER
DEVELOPMENT REVIEW COMMENTS
SHEET n REQUIREMENT
3. Timin~ of Required Water Supply Installations: Installations of required fire
service(s) and fire hydrant(s) shall be tested and accepted by the Fire Department,
prior to the start of framing or delivery of bulk combustible materials. Building
permit issuance may be withheld until required installations are completed, tested,
and accepted.
4. Fire Apparatus (En~ine) Access Roads Required: Provide access roadways with a
paved all weather surface, a minimum unobstructed width of 20 feet, vertical
clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside
and 23 feet inside, and a maximum slope of 15%. Installations shall conform with
Fire Department Standard Details and Specifications sheet A-I.
5. Fire Lane Markin~ Required: Provide marking for all roadways within the
project. Markings shall be per fire department specifications. Installations shall
also conform to Local Government Standards and Fire Department Standard
Details and Specifications A-6.
6. Parkin~ Alon~ Roadways: The required width of fire access roadways shall not
be obstructed in any manner and, parking shall not be allowed along roadways
less than 28 feet in width. Parking may be permitted along one side of roadways
28-35 feet in width. For roadways equal to or greater than 36 feet, parking will be
allowed on both sides of the roadway. Roadway widths shall be measured curb
face to curb face, with parking space based on an 8 ft width.
7. Timin~ of Required Roadway Installations: Required access roads, up through
first lift of asphalt, shall be installed and accepted by the Fire Department prior to
the start of combustible construction. During construction, emergency access roads
shall be maintained clear and unimpeded. Note that building permit issuance may
be withheld until installations are completed. Temporary access roads may be
approved on a case by case basis.
CBL
City PLANS SPECS NEW RMDL AS OCCUPANCY CONST. TYPE
BRUNO MARCELlC ARCHITECT 7 /21/2005 ~ OF ~
SEC.lFLOOR
45,59,63 & 67
-.-..-................. T........__" I . T"
NAME OF PROJECT
AppUcantName
DATE
PAGE
00000
AREA
LOAD
DESCRIPTION
BY
Residential Development
LOCATION
Rucker, Ryan
FOUR HOUSE DEVELOPMENT 45-67 Kennedy Av
Organized as the Santa Clara County Central Fire Protection District
Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos,
Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga
. ,
FIRl.:. DEPARTMENT
SANTA CLARA COUNTY
PLANREVIEWNUMBER 05 2078
BLDG PERMIT NUMBER
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 · (408) 378-9342 (fax) · www.sccfd.org CONTROL NUMBER
FILE NUMBER
PRE 2005-53
DEVELOPMENT REVIEW COMMENTS
CODE/SEC.
SHEET I' REQUIREMENT
8. Premises Identification: Approved numbers or addresses shall be placed on all
new and existing buildings in such a position as to be plainly visible and legible
from the street or road fronting the property. Numbers shall contrast with their
background.
UFC
901.4.4
City PLANS SPECS NEW RMDL AS OCCUPANCY CONST. TYPE AppllcantName DATE ,PAGE
CBL 0 0 0 0 0 BRUNO MARCELIC ARCHITECT 7/21/2005 ---L OF ~
SECJFLOOR I AREA LOAD DESCRIPTION BY
45,59,63 & 67 Residential Development Rucker, Ryan
T,.~......... ...T"""!".....".., & "...
NAME OF PROJECT LOCATION
FOUR HOUSE DEVELOPMENT 45-67 Kennedy Av
Organized as the Santa Clara County Central Fire Protection District
Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos,
Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga